In many markets you have to add value since natural market appreciation value is low.

Typical closing costs with a mortgage are going to be around $4500Doubt you’ll be able to get 5.0% on an Investment Property these daysManagement typically 10%Your property taxes look low.

Low search rankings maybe?!

A friend that is a realtor brought someone through to see it and they liked it but ended up being a low baller.

Cap rates look great, crime is low, and the city itself seems to be booming as of late. 

First, I buy my materials at Lowe’s for example on my pro account, I then pay for it with my cc 30 days later, and then pay my cc off in 30 days.

Neighbours very often do not get along with renters and renters will often leverage their position if they find out a unit is illegal.The problem usually arises out of the fact that cellar dwellers are generally low quality tenants and can cause problems that often result in complaints to oficials..  

He gave us the low down on the well and septic and he really hates banks and realtors. 

Best bet would be conventional with maybe as low as 15-20% down.

If so, the additional accounting cost per LLC can be very, very low provided that you are doing the basic bookkeeping yourself and passing off to a CPA at tax time.